Mortgages Seven situations

You're buying your first home. There's a plan for that.

Most of the mortgages I arrange come down to seven situations. Filter the board below to yours, open it, and see exactly how it works and what I'd need from you.

Book a free call Or find your situation

07 of 07 shown

01Buy

First-time buyers

Your first mortgage, without the guesswork — what you can really afford, before you start viewing.

Written pre-approval
FHSA & Home Buyers' Plan
Ontario land transfer rebate

We start with what you can actually afford, not what a lender's calculator says you qualify for on paper. Then we go through down payment sources, closing costs, and the incentives built for first-time buyers — the First Home Savings Account, the Home Buyers' Plan, and Ontario's land transfer tax rebate.

Pre-approval comes first and in writing, so you can view homes knowing your number and move the day you find the right one.

Get pre-approved Run the numbers

Good fit if you're

Buying your first home in Ontario
Unsure what you can actually afford
Weighing RRSP or FHSA money for a down payment

What you'll need

Two recent pay stubs and a job letter
Two years of T4s or Notices of Assessment
Proof of your down payment source

02Declined

Bank declined you?

One lender said no. That isn't every lender.

A decline at your bank means one lender, with one set of rules, said no. Banks can only sell you their own products; credit unions, monoline and alternative lenders all read income, credit and debt ratios differently.

We'll go through the reason for the decline, work out which part of your file needs the most work, and either find a lender whose rules fit — or build a short plan to get you there.

Get a second opinion

Common reasons

Debt-to-income ratio over a lender's limit
A recent bruise on your credit
Income that's harder to document

Bring if you have it

The decline letter or the reason given
Recent income documents
A list of your current debts

03Income

Self-employed

Your return doesn't show what you really earn.

Your tax return is built to minimise what you owe, not to show a lender your full income — which is exactly where most self-employed applicants come unstuck at a bank. Stated-income and alternative programs read business bank statements, contracts and add-backs instead of only the bottom line on your T1.

If you've been self-employed two years or more, there's almost always a program built for how your income actually works.

Talk about your income

Good fit if you're

Incorporated or a sole proprietor
Writing off a lot against income
Commission or contract paid

What you'll need

12–24 months of business bank statements
Two years of Notices of Assessment
Business registration or articles

04Bridge

Private mortgage

Short-term money, with a clear way out.

Private lenders fund on the strength of the property and a clear exit plan, for when a bank or alternative lender can't move fast enough or the file doesn't fit their rules yet — a closing date that won't wait, an unusual property, or credit that needs another year.

It costs more and runs on a shorter term, so I only put it forward as a bridge to a better mortgage, with the exit agreed before you sign anything.

Discuss your options

Good fit if you're

Closing before your usual financing is ready
Rebuilding credit after a bruise
Financing a property banks won't touch

What you'll need

Property details and an estimate of value
Your exit plan and its timeline
Current mortgage statements, if any

05Renew

Mortgage renewal

That letter from your lender is one offer — rarely their best one.

Starting four to six months before your maturity date gives us time to shop your renewal across the network, compare it properly against staying put, and switch lenders at no cost to you if a better fit turns up.

It's also the natural moment to refinance for renovations or debt consolidation, or to blend your rate with extra funds when breaking the term outright doesn't make sense.

Shop my renewal Renewal questions

Worth checking if

The letter arrived and you haven't signed
You're within 4–6 months of maturity
Your income or goals have changed

What you'll need

Your renewal letter or mortgage statement
Current income documents
A rough idea of your property's value

06Commercial

Commercial mortgage

Here the property's income underwrites the deal.

Financing for retail, office, industrial and larger multi-unit residential property runs on different maths than a house — the lender is underwriting the building's income as much as yours. Rent rolls, net operating income and the numbers on the deal matter as much as personal credit.

Buying an investment property, refinancing one, or buying the building your business already operates from, I take the file to lenders who underwrite commercial properly.

Discuss the deal

Good fit if you're

Buying retail, office or industrial space
Financing 5+ residential units
A business owner buying your premises

What you'll need

Rent roll and leases, if income property
Business or personal financial statements
Purchase agreement or mortgage details

07Path

Rent to own

Move in now, finance it properly later.

Rent-to-own gives you a path into a specific home while you're not quite mortgage-ready. Part of your monthly payment is credited toward a future down payment, and an option agreement fixes a purchase price for when the term ends — so you live in the home now and build the file to finance it over the next one to three years.

I go through the agreement's numbers before you sign, and arrange the mortgage that turns the option into an actual closing when the time comes.

See if it fits

Good fit if you're

Still building credit or a down payment
Recently self-employed or new to Canada
Wanting to lock in a home and a price now

What you'll need

The draft option and lease agreements
Proof of income and current credit position
Your target timeline to qualify

08 However it goes

The same three rules

One application: Your file goes to the lenders that actually fit it — not to all of them, and not one at a time.
One credit check: I pull your credit once. Shopping your file around doesn't cost you points at every bank.
In writing, first: If an alternative or private lender means a fee applies, you see it in writing before you commit to anything.

09 Not sure which is yours?

Tell me your situation, I'll find the plan.

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